Auckland’s no-choice elections: blue-greens and conservative leftists

The election of former Labour Party leader Phil Goff as mayor of Auckland on October 9, by a margin of 75,000 votes over his nearest challenger, will at best have provoked “half a cheer” from people who want a sustainable, equal, democratic and liveable future for Auckland.

The mayoral election was probably a foregone conclusion once the Auckland right wing failed to agree on a challenger and ran three separate campaigns for Mayor. But even if you added all the votes together for business figures Victoria Crone and John Palino and career National Party hack Mark Thomas, Goff still came out with a clear majority.

Phil Goff was one of the eminences grises of the neo-liberal takeover of the Labour Party in the 1980s. As Minister of Education he was the first to impose tertiary tuition fees. He spent 30 years as a reliable but inoffensive member of the right wing of the Labour Party caucus and caused the National Government no problems during his single election as Opposition Leader in 2011.

Goff’s campaign to succeed the centre-leftist Len Brown as Mayor of Auckland was similarly marked by carefully avoiding taking any stands. In Labour-leaning areas of Auckland, his campaign signs carried slogans like “Let’s sort out transport”. In the National-leaning zones, they said “Let’s get council spending under control”. Goff’s honestly described his campaign strategy to the NZ Herald on September 9, distancing himself from the sex scandal which dogged Len Brown’s second term:

“I’ve slept with one woman for 45 years – that’s all,” he declares when Sainsbury asks him about potential scandal. “Why am I so boring?” should be the question, he suggests.

The sole element of interest in the mayoral election was the late run of 22-year-old Chloë Swarbrick. A qualified lawyer running on a left-liberal platform which took clear stances where Goff fudged, she was initially ignored by the mainstream media for whom her age was considered an obvious disqualifying factor. Nonetheless, a groundswell on social media eventually propelled her to 3rd place in the election, beating two of the mainstream conservative candidates. The Wireless website reported on 9 October:

Chlöe doesn’t own a home, she takes public transport and she’s in $43,000 of student loan debt. “I’m not just some rich kid from Epsom. I’ve had no financial support since I was 17,” she says.

As @tiredsounds put it on Twitter: “Swarbrick shows that soft-left but sensible ideas, if not attached to someone with a rap sheet that makes NZers hate them, can feasibly contest elections.”

Auckland’s growth: UP or Out?

Leftists and socialists might have wished for more candidates like Chloë Swarbrick in the elections for the Council Governing Body and Auckland’s 21 local boards. Not only because of her appealing personal qualities, but because her youth-focussed campaign drew attention to the fault-lines in Auckland caused by the ongoing housing crisis. As Simon Collins reported in the Herald on April 14:

Young people in their early twenties are now the most likely age group to be living in overcrowded conditions, as Auckland’s unaffordable housing crisis bites hardest for young adults. A quarter (25.2 per cent) of all young people aged 20 to 24 in Auckland are now officially considered to be in “overcrowded” housing in the 2013 Census, up from 23.6 per cent in the previous Census in 2006.

One reason for the overall dullness of the election might be that the most controversial and important issue for Auckland’s future – the Unitary Plan – was endorsed by the Governing Body before the election. There has been a lot of misinformation circulated about Auckland’s Unitary Plan on both sides of the political spectrum, so it’s probably worth setting out some facts.

The purpose of the Unitary Plan was to replace the jumble of old zoning schemes and development plans left over from the previous Auckland city, district and regional councils into a single “rulebook for Auckland development”. That is, the Unitary Plan was never going to build a single house – it was solely a question of setting rules on what houses and other buildings and infrastructure could be built, where. As urban design student Niko Elsen explained on The Spinoff:

The Unitary Plan lifts up and loosens that web of rules so more homes are allowed to be built. It doesn’t actually build homes – that’s for architects, developers and the Government, but it’s a super important step to let them get on with it.

Unfortunately, given New Zealand’s centralised political system, radical measures which could actually reduce housing costs – such as the 50% “crash” in house prices proposed by Green Party leader Metiria Turei, or a massive build of State housing for rental and not for speculation – were not among the options for the Auckland Council. The question that the Unitary Plan was to solve was more a question of urban form. Given Auckland’s continued exponential growth, to the point where it now embodies something like 1/3 of the population of Aotearoa/New Zealand, the Unitary Plan could have decisive influence on what kind of city it will become. Would it continue its current growth pattern of low-rise urban sprawl, with single-dwelling houses on “traditional Kiwi” lots spreading out north and south over productive farmland? Or would “high-density” living – apartments and townhouses – become more widespread?

In a previous Fightback article, I made an argument that urban intensification and an end to sprawl is not only the pro-worker solution, but the pro-environment solution. Energy-efficient housing close to reliable public transport routes not only requires less infrastructure but has a much lower “carbon footprint” than Auckland’s traditional housing model – or would do so, given proper planning and design. This analysis was matched by lobby groups in the election such as Generation Zero and Greater Auckland, the latter being the advocacy group behind the popular Transportblog.

Left-Right bloc against intensification

As I said in the article referenced above, it is to be expected for the traditional Auckland right to oppose intensification – both because of the downward pressure on their property values, and because of the influx it might cause of “undesirables” into the “leafy suburbs” which they traditionally monopolise. And certainly this was the position of such traditional-Right councillors such as George Wood (North Shore), Cameron Brewer (representing the Remuera and Kohimarama areas) and Dick Quax (Howick).

It might be surprising, then – if you don’t follow Auckland politics – to know that, in the Council debates and in the election that followed, the spectrum of opinion generally considered “centre-left” ranged from deep suspicion about the Unitary Plan to outright opposition. Daily Blog supremo Martyn “Bomber” Bradbury called the UP a “scam”; perennial mayoral candidate Penny Bright described it as the “Lunatic Plan” and accused Generation Zero of being “the youth wing of the Property Council”.

More seriously, left-leaning politicians representing the central suburbs – in particularly those attached to the City Vision ticket – were in the forefront of those opposing the Unitary Plan’s vision for a more intensified, compact Auckland in its planning stages. City Vision councillors Mike Lee and Cathy Casey both voted for the Council to withdraw its initial submission to the Independent Hearings Panel calling for more intensification. While Cathy Casey eventually supported the UP at the final vote – saying she wanted her children to be able to grow up and live in her local area – Mike Lee kept up his opposition to the last, voting against more aspects of the UP than any other councillor. This UP-critical stance was supported by other City Vision candidates in the election, like Casey’s running mate Peter Haynes. In contrast, Labour-aligned councillors in western and southern Auckland were generally supportive of the UP.

Mike Lee – the King Canute of the Auckland Left

So what exactly was City Vision’s problem with the UP? For a lot of traditional, older leftists, the answer was simply a personal preference for the low-rise sprawl which characterises today’s Auckland. In one Facebook discussion I had with an opponent of the UP, their position eventually summed up to “I don’t like those apartments downtown”. Clearly, radical urbanists need to work harder to promote the ecosocialist case for high-density housing against the arguments of what I have previously described as “the conservative left”.1

But is personal preference for things the way they’ve traditionally been really the reason for the anger against the UP on the central Auckland centre-Left? Let’s examine closely a few of Mike Lee’s posts on his own blog, reprinted in the glossy freebie Ponsonby News. From February:

The council’s massive un-notified change to zonings is essentially another example of business deregulation, which would make Auckland even more of a free-for-all for the development lobby. Interestingly some young ‘climate change’ activists lined up with big business to support the changes. ‘Generation Zero’ argues that the all-out assault on the historic garden suburbs of Auckland is a good for young people, taking as an article of faith vague promises from the developers of ‘affordable housing’ close to the desirable city centre. They also believe a further round of intensification will force more people to use public transport. Sadly they have bought into the endless growth ideology and are not too bothered about the wider environmental impacts of overcrowding (sewage disposal for instance) nor indeed, as they freely admit, about the loss of people’s democratic rights and due process.

Lee goes on to criticise “the weird assumption that unsustainable growth and urban overcrowding is the formula for quality of life and better public transport”. In the second article from May, which concerns his opposition to a Government Special Housing Area (SHA) in the suburb of Herne Bay, Lee argues:

In regard to Auckland’s housing problem, government policies stoking up immigration into Auckland (demand) and its reluctance to build state houses (supply) are also contributing factors…

While population-driven pressure on the property market is a feature of cities in other countries – the difference is that in New Zealand a disproportionate amount of growth is loaded onto one city – Auckland. And Auckland ratepayers are expected to pay for more and more for increasingly expensive infrastructure.

While I support intensification over suburban sprawl (subject of course to the availability of adequate infrastructure) the current debate assumes that Auckland must continue to grow disproportionately. …

With State Highways and motorways increasingly congested on the suburban fringes and sewerage capacity under pressure in places like the historic western bays, such growth is neither environmentally sustainable – nor in the end affordable. An intelligent government-led balanced population and development policy for the whole of New Zealand is what is needed.

There are several issues that need unpacking here. Firstly, Lee makes some nods in the direction of being opposed to “deregulation” and “property developers” – phrases which would evoke an instant knee-jerk response as Bad Things among traditional leftists. We might wonder firstly how “property developer” got the same emotional loading as “drug dealer”, why this particular sector of the capitalist economy is being stigmatised, especially when housing is the number one issue facing us. (Penny Bright’s jibes at Generation Zero show the same scapegoating move.)

But let’s look more closely about what is being deregulated here. Lee claims to be defending the “property rights” of his constituents. But he’s not. Rezoning under the UP actually gives property owners more rights about what to do with their own property. What Lee is defending is restrictions on what can be built and where. These restrictions on property rights act to maintain property values – and the personal preferences of Lee’s mega-wealthy constituents.

Herne Bay is probably the most “exclusive” suburb in the central Auckland region, with an average house price now at a whopping $2 million. The expensive suburbs are that way because that’s where people most want to live – central, with good public transport, with views of the sea and in walking distance of cultural and work opportunities. It is precisely in these areas where people want to live the most, that intensified housing is most needed! The argument that “leafy” suburbs must be defended by restricting them to existing residents and property owners is nothing but a defence of unearned privilege. The benefits of such suburbs should be available to all social classes.

Similarly, Lee’s argument against the Herne Bay SHA is ostensibly based on the inadequacy of wastewater facilities for fitting any significant amount of new homes in the Herne Bay region. But infrastructure can be built and improved, given sufficient funding and political will. As one US Twitter commentator put it: “Something’s fishy when people oppose new homes within walking distance of jobs and transit on environmental grounds.” Lee takes great offence at being accused of being a NIMBY (someone who wants development “not in my back yard”). But the question arises – if intensification is not to happen in Herne Bay, then where?

It’s true that, absent other interventions, intensified housing in the most desirable suburbs would still be unaffordable for most working people. But as mentioned above, the affordability issue cannot be solved at the level of the UP, which only controls types of development. If the UP were to leave the “leafy suburbs” alone, then any intensified housing would have to be concentrated in existing working class/affordable suburbs. This would of course replicate the phenomenon of British “estates”, French “banlieues” and US “projects” – all of which have become bywords for terrible slums. The socialist approach should surely be one which breaks down social apartheid – as the original NZ State Housing project of the 1930s did by “pepper-potting” affordable housing rather than concentrating it in single areas.

Lee’s final and most basic argument – to which his special pleading on behalf of his super-wealthy constituents takes second place – is an argument against “Auckland’s disproportionate growth”. That is, that the problem would not exist if Auckland were not growing so quickly. To show that this is not just one individual talking, this concept was endorsed by another elected official from City Vision – Albert-Eden Local Board member Graeme Easte – in a comment on a Transportblog post:

I advocate a national population strategy to share growth more evenly throughout NZ. …The so-called ‘zombie towns’ are very real, as I have personally discussed with the despairing mayors of a number of them. I fully realize how difficult it will be to incentivize more business activity (jobs) in the provinces but this is the only realistic way to persuade more people, especially the young, to remain in or relocate to the smaller centres. I have been attacked on this blog for previously suggesting such policies but remain firmly of the view that this would be a win-win for all concerned … Auckland would be better able to address growth if there were just a bit less of it while the rest of New Zealand would actually have some growth.

There is room for argument as to whether Auckland-centric urbanisation is preferable from an ecosocialist point of view than encouraging similar intensified urban living elsewhere in the country. But the more immediate question is – exactly what do Lee or Easte think can be done about this at local body level? The problem of population growth will not go away if Council simply refuses to allow intensified housing. At best, we would end up like San Francisco – where no-one who works in the central city can afford to live there, with available housing monopolised by privileged tech-workers who commute 2 hours down the road to Silicon Valley. In this respect, Lee and Easte are like the ancient English King Canute, said to have attempted to order the rising tide to turn back.

Kill your children

Peter Nunns on Transportblog has convincingly demonstrated that “local governments do not represent the young, except occasionally by accident or in a mood of generosity.” This is certainly borne out in both turnout figures and the ages of candidates in Auckland’s recent elections – which is why Chloë Swarbrick’s quixotic tilt at the mayoralty was such a hopeful sign. But it became increasingly important as the young became one of the major targets for the wrath of conservatives from both Left and Right railing against Auckland’s urbanisation.

One disturbing manifestation of the anti-Unitary Plan movement, noted by several commentators, has been its outright ageism – older, asset-rich people expressing their contempt for younger people who complain that traditional urban patterns in Auckland would lead to them not being able to afford to live in their own city. At a hotly contested hearing on the UP in February this year, which was packed out with older anti-UP protestors from the “leafy suburbs”:

Flora Apulu from the council’s Youth Advisory Panel told the council she and her colleague Alex Johnston were “probably the only young people in this room”.

“Oh, poor things,” called out someone at the back.

But this anti-youth attitude doesn’t just come from the traditionally selfish Right. On the conservative left wing, Penny Bright described Generation Zero as “wolf cubs” and “the youth wing of the Property Council”, while Martyn Bradbury railed against “blue green millennials” and elsewhere repeated the argument that Millennials are lost to the left as a generation as they have only ever growing up knowing neoliberal values.

It is rather sad and unfair that the generation of Aucklanders who bought run-down villas and bungalows in Grey Lynn, Ponsonby and Westmere etc., and lovingly did them up, often with their own hands, are now meant to feel guilty.

Of course, the “generation” he speaks of were beneficiaries of racially-biased gentrification. Grey Lynn and Ponsonby were heavily Polynesian working-class suburbs in the 1950s and 1960s. They were pushed out of the area in the 1980s, as industrial jobs shifted to the outer suburbs such as Mangere or Ōtara, and young, “hipster”, Pākehā took advantage to buy up cheaper housing in what were then insalubrious but culturally rich suburbs. This generation subsequently benefitted from the massive neoliberal housing boom. They may have “done up” their Ponsonby villas, but no amount of “doing up” can justify a 2000% increase in capital value over 30 years.

Gentrification of previously working-class suburbs can be seen as an act of violence against their inhabitants – a modern echo of the colonial dispossession of the indigenous people of Tāmaki Makarau (whose rights are, sadly, still not recognized in the final Unitary Plan). Lee’s statement shows a lack of awareness of his and his constituents’ privilege which should disqualify him from being considered part of the “left”, if we consider that to be the political movement for social equality.

Immigration: the conservative left’s dirty secret

We saw above that young people were one of the scapegoats of both traditional Right and conservative Left for the changes in the face of Auckland they are resisting. We saw Mike Lee above put forward what we might call a “populationist” argument, that if Auckland’s growth threatens his constituents’ privileges, then growth should be slowed or stopped. But, almost as an afterthought in his blog spots, he touches on another scapegoat – immigration.

This is the traditional domain of the conservative right. An organisation called the Public Transport Users Association has combined advocacy for reform of Auckland’s mass transit system with arguments from its leading figures that Auckland’s issues can be solved by cutting immigration – which is what you would expect from people associated with the NZ First party.2

But let’s return to one of Mike Lee’s blog posts already mentioned above, this time with emphasis added:

In regard to Auckland’s housing problem, government policies stoking up immigration into Auckland (demand) and its reluctance to build state houses (supply) are also contributing factors.

If Lee were a consistent opponent of Auckland’s “overpopulation” (which, as Transportblog has consistently argued, is a natural consequence of its pre-eminent position in the current New Zealand economy), he might find out that natural increase – simply put, people having babies – is a larger component of Auckland’s population growth than all migration from overseas and from elsewhere in New Zealand put together. Therefore, if Lee (or Graeme Easte) were really worried about Auckland’s population growth, they might more fruitfully consider putting contraceptives in the drinking water.

Sadly, this goes along with the reprehensible recent embrace of immigration-control rhetoric by both the Labour and Green Parties. Phil Goff himself decided to pander to anti-immigrant sentiment as part of his all-things-to-all-constituencies campaign. But every socialist and social progressive must draw a hard line against any such scapegoating of immigrants or immigration as a problem. Lee might well argue that by “immigration” he meant all migration to Auckland, including that from other parts of the country, such as the exodus from rural areas which worries Easte. But whether a migrant is from Tehran or Tokoroa, freedom of movement is a basic human right. A left-wing politics which makes sense in the globalised future must argue strongly that all migrants are welcome here, especially in our most multicultural city. Rebuilding our cities to sustainably welcome those who want to live here will surely be cheaper than building a Donald Trump-style wall along the Bombay Hills.

It seems only fitting, finally, that the population/anti-migrant stance of the conservative Left is mirrored by an open or tacit reliance on emigration to maintain the status quo. Like Ireland, New Zealand has historically encouraged its young, ambitious troublemakers to go overseas to make their fortune and express their creativity – only returning here to retire, or perhaps to bring up their children in a carefully insulated environment. But the radical Left has an interest in making Auckland, and all of Aotearoa, a place fit for young people to live and work – and build a better tomorrow.

Whose Left is it anyway?

This article has concentrated on Mike Lee’s blog posts and public statements because he’s the loudest and most prominent promoter of anti-urbanist ideas on the Auckland centre-left. Of course, as his defenders at The Daily Blog loudly proclaim, he has a good track record in Auckland local body politics, defending public assets and promoting public transport (though Transportblog have argued that he has also pushed through some blunders)3.

Marxists have a saying that “being determines consciousness” – simply put, that how you live your life determines how you think. Mike Lee’s main achievements for the Left were as chair of the Auckland Regional Council, when he was elected by all the people of the old Auckland City, from Avondale to Remuera to Otahuhu. His anti-Unitary Plan stance, however, has been as the councillor for the Waitemata/Gulf ward – including the central city but dominated by the gentrified, superwealthy suburbs of Ponsonby, Grey Lynn, Herne Bay et al. The other City Vision councillors are elected from either that ward or the less-gentrified but still well-off Mt Albert/Mt Eden/Mt Roskill area. One does not need to be a Marxist to point out that a good elected politician promotes the interests of their constituents.

Lee’s “grumpy old man” stance on the UP provoked the liberal, pro-urbanist blog The Spinoff to endorse his main rival in the election – former broadcaster and traditional Tory Bill Ralston. Ralston’s stance on the UP – expressed in a tweet as “Pass the Plan and move on guys” – was the only thing to recommend him, and third candidate Rob Thomas would have been a much better choice for progressive voters in the Chloë Swarbrick mode. This endorsement led to a predictable storm of condemnations by Martyn Bradbury, Chris Trotter and other older leftists on The Daily Blog. This went as far as “shill-baiting” – accusations that The Spinoff and Transportblog had actually been paid off to take their position.4

The outrage that any progressives might pose a threat to their existing social and institutional circles is a recurring feature of what I call the “conservative left”. Similar anger was raised among supporters of Phil Goff at the Swarbrick campaign, arguing that “a vote for Chloë is a vote for Victoria Crone”. But in the case of Bradbury, Trotter, Lee et al., we seem to see simple anger and incomprehension of a challenge by a younger generation to their prejudices, and their old mates. Those who jumped to Mike Lee’s defence should have remembered that when an “old Leftie” defends the rights of the wealthy and privileged, that doesn’t make it a left-wing position.

A Left which writes off the next generation, which distrusts the ways it wants to live, work and shape its future, is simply doomed. 30 years of globalised neoliberalism have ended the optimism of the baby-boomer generation that their children would have a better future than they did. Now it is an asset-rich generation which, ironically, has itself internalised the tenets of neoliberalism – in particular, that of ignoring the future in the interests of defending current privilege.

Is this the future?

One amusing point in the campaign was where Bradbury smeared Generation Zero and Transportblog as privileged “blue-greens”, even though he himself had argued two years ago that there was no such thing. However, one notable feature of the election might have been precisely the emergence of a blue-green constituency – that is, economically privileged voters supporting the concepts of sustainable urbanism. Rightist mayoral candidate Victoria Crone uncovered this when, at a candidate’s meeting on the solidly blue North Shore, she argued that Auckland desperately needed a new car tunnel under the Waitemata Harbour. To her apparent surprise, this didn’t go down well. Under Len Brown’s carefully centrist promotion of public transport and intensification, North Shore voters seem to have been won to the need for prioritising a cross-harbour rail connection. This was borne out by the North Shore ward giving both its Council seats to liberal pro-urbanist candidates Chris Darby and Richard Mills.

The very close result on the North Shore may have tipped the balance on the Council. It seems that the incoming council will have a similar 11-9 split between progressives and conservatives on the interrelated issues of housing and transport. Two of the most negative right-wing councillors have gone (Wood and Brewer), while Mike Lee beat Bill Ralston back by a small but comfortable margin, Rob Thomas coming a creditable third. Of course, the previous council was marked by the sometimes erratic but generally progressive leadership of Len Brown. Whether the beige man Phil Goff will carry on this tradition, or skew towards the conservatives, can’t be predicted right now.

So – to raise the inevitable socialist question – what is to be done? The most important task of radicals in reactionary times is to swim against the stream – to continue promoting unpopular ideas until such time as the tide turns. To call Generation Zero, Transportblog and The Spinoff “blue-green” is a slander, but neither are they red-green ecosocialists. Discussions on Transportblog of placing tolls on motorway driving, for example, have shown a blindspot as to how road pricing would hit the most vulnerable in our society – such as cleaners who have to travel from the outer suburbs to the CBD. What is needed is for socialists to engage with the “New Urbanists” who congregate around such organisations, to challenge these blindspots and to make sure that an environmentally sustainable Auckland is also socially just – while rejecting the conservative leftists who, in The Spinoff’s memorable phrase, are “intent on trapping Auckland in a 1950s time prison”.

Ideally, by the time of the next local body elections in 2019 – or even for the general election of 2020! – we might hope for a new, radical political vehicle which would stand on something like this, as suggested by @tiredsounds on Twitter:

1) open borders, with full legal protection for migrant workers, encourage unions to work with migrants and the unemployed to ensure labour is not undersold;

To this, we might simply add a new programme of public housing – intensified, environmentally sustainable, located in the desirable parts of the urban area rather than new ghettos, built for occupation not speculation. Such a simple project would at once challenge the conservative left to stop their grumpy scapegoating of young people and migrants, while challenging the “blue-greens” to take issues of social justice seriously. Could it be that the people who supported Chloë Swarbrick and Rob Thomas are keen to take such a challenge on?

1 I developed the concept of “conservative leftism” in a previous article. It refers to the trend for activists from the traditional left to take up reactionary positions in opposition to neoliberalism, which include the anti-urbanist and populationist/anti-immigration positions discussed in this article.

2 PTUA leader Jon Reeves was a NZ First candidate at the last election. Anti-immigration comments from PTUA members can be found regularly on posts on Transportblog.

3 Chief among these would be the tourist tram loop at Wynyard Quarter and the siting of the future Parnell railway station – see comments on this post for more.

4 See Trotter in previous note on The Spinoff, and Bradbury on Transportblog. It was reported that Mike Lee had made similar accusations about The Spinoff on Twitter, but we can’t find references for that.

Daphne – Clearly you have got anti immigrant and anti-open door immigration confused. I do not support the latter while we have hundreds of thousands of unemployed kiwi’s wasting away. I like to put New Zealand first and not last behind a que of low skilled immigrants taking jobs away from New Zealanders and forcing wages down.

You will never find a quote from me on Transportblog nor anywhere else opposing immigration outright, so suggest you change your links rather than implying I have said something for which I have not.

What a brilliant and comprehensive survey of the political landscape in Auckland today!

May I ask for your opinion on a question I think follows? I am glad you call for socialists to engage with “new urbanists”. Watching the situation in Auckland as well in as the San Francisco Bay Area, where so-called “progressives” battle any and all development justified by a self-fulfilling prophecy that only the rich can afford the new housing, I think there’s a lot to be gained from genuine leftists and genuine pro-intensification crowds to gain from coming together rather than fighting one another as we do now. As someone whose interests probably align more with ‘new urbanists’ than socialists myself (if I were forced to make a choice) but wants to see progress, in every good sense of the word, I think the ‘new urbanist’ and Gen0/TransportBlog crowd probably need to reach out and engage with the socialist and housing advocate movements too. I think there’s a lot of suspicion among leftists of that movement. So I wonder what you think that movement need to do to engage with socialists? How to make sure they are doing the right thing, and are seen to be doing the right thing, vis a vis making sure the pro-development agenda also yields better housing for all?

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